“Of course I am new, but I like showing some of what I have learned so far because it helps me in analyzing deals.”
I highlighted that not to offend anyone, but rather, to make a point.
How much does one adjust for a one car garage compared to a two car? Is it cost? Is it possible that buyers who need a two car garage won’t even look @ a one car garage…what type of affect does that have in the marketplace?
What’s a paired sales analysis? How many paired sales would it take to perform the analysis? Would one do? (possible anomaly)…two?..three?
What’s effective age & how much do you adjust per year for it? Would you base it on the construction cost new to replace the improvements? If so…how much would you adjust…expressed as a percentage?
What about condition of the improvements @ the time of sale. You could drive the comps now, but have there been any repairs made in the interim? What was the condition of the inside @ the time of sale, and does that have any bearing on value?
What about location adjustments? How do you make those? (power lines, corner lots, busy streets, cul-de-sacs, greenbelts…etc…). How about site size adjustments? Are there any view amenities?
Were there any seller concessions? How much? What kind? What type of financing was utilized, and does that matter?
How about time adjustments? (date of sale) Are properties appreciating…depreciating…flat? Do you just guess? (Ron Insana on MSNBC says @#!&…NOOOOoooo! Don’t get your information from the TV or newspaper or @ the watercooler).
How about design & appeal. Where there architectural differences between the comparables & does that have an affect on value? Are there differences in quality of construction materials? Have any of the comps (or subject) ever been updated? If so…what were the improvements?
How about room count adjustments? How do you make those? Where’s the number come from (an Uncle who has an appraisal on his house)?
How about obsolescence…aka depreciation (physical, functional & external)? Do you know what that is & how to make adjustments for it.
What about amenities like heat sources (baseboard vs. FA Gas)? Does that have any impact in the marketplace? Energy efficient items? Porches, patios, decks? Fences (fully, partially, rear only), pools, hot-tubs, other amenities?
While one or more of these items may not have an impact on market value when considered alone…together they could significantly affect market value.
Again…even trainee appraisers must be licensed (in many states). Then they have to complete a state specified number of course work, put in a state specified number of hours actually appraising state specified types of properties over (typically) a two year period…before they can even sit for the exam. I’ve known people to fail the exam even after all that.
Good luck,
-Infowell